Planning, Design & Access Statement
PLANNING, DESIGN & ACCESS STATEMENT
Pencnwc East, Llandissilio
November 2020
T: 029 2073 2652 T: 01792 480535
Cardiff Swansea
E: [email protected] W: www.asbriplanning.co.uk PROJECT SUMMARY PENCNWC EAST, LLANDISSILIO
Description of development: Proposed demolition of existing buildings and residential redevelopment and associated works
Location: Pencnwc East, Llandissilio, Clynderwen
Date: November 2020
Asbri Project ref: 20.300
Client: Wales and West Housing Association
STATEMENT
A C CE S S
& DE S I G N
Asbri Planning Ltd Prepared by Approved by Unit 9 Oak Tree Court Mulberry Drive Geraint Jones Dylan Green Cardiff Gate Business Park Name Cardiff Planner Senior Planner CF23 8RS
T: 029 2073 2652 Date November 2020 November 2020 E: [email protected] W: asbriplanning.co.uk Revision
N O VE M BE R 2 0 2 0 2 CONTENTS PENCNWC EAST, LLANDISSILIO
Section 1 Introduction 4
Section 2 Site description 6
Section 3 Planning context 7
Section 4 Opportunities and constraints 9
Section 5 Design evolution 10
Section 6 Supporting documents 11
STATEMENT Section 7 Planning policy review 12
Section 8
Proposed development 16 A C CE S S
& Section 9 Appraisal 20
Section 10
Conclusion 23 DE S I G N
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INTRODUCTION
1.1 This Planning, Design and Access Statement (PDAS) has 1.5 The submitted Planning, Design and Access Statement been prepared on behalf of Wales and West Housing adheres to guidance embodied in the Welsh Government Association to accompany a planning application for the publication, Design and Access Statements in Wales, proposed demolition of existing buildings and residential published in June 2017. redevelopment and associated works at Pencnwc East, Llandissilio, Clynderwen. Vision and Brief 1.6 The vision for the proposal at Pencnwc East is to create a 1.2 The purpose of a Planning, Design & Access Statement residential development that incorporates the best facets of (DAS) is to provide a clear and logical document to design whilst accommodating 20no. affordable dwellings, demonstrate and explain the various facets of design and access, parking, landscaping and sustainable drainage access in relation to the site and to appraise the proposed features. The proposals highlight how the development will development against relevant planning policies. It also make use of a previously developed site which is no longer presents the details of the planning application in a way that required. The scheme can therefore enhance the character can be read both by professionals and the public. and appearance of the surrounding area by redeveloping the site to provide a contemporary, yet sympathetic 1.3 The diagram, right, extracted from Planning Policy Wales, development. The proposal, through its design and layout summarises the five objectives of good design that should will provide a distinctive sense of place for occupants and STATEMENT be taken into account when preparing a DAS. The circular visitors whilst acknowledging and complimenting the nature of the diagram represents the equal weightings that existing residential context within Llandissillio. need to be given to each of the 5 Objectives of Good Design: Access; Movement; Character; Environmental 1.7 The brief for the project has also informed the design A C CE S S
Sustainability and Community Safety. process which is to deliver a layout that accommodates & 20no. dwellings whilst incorporating on site features, SuDS 1.4 Accordingly, the statement is subdivided into ten elements and bat mitigation and meeting standards set by sections, commencing with this introductory chapter in this Pembrokeshire County Council. It is considered that these section which includes the brief and vision. Section 2 aims have been achieved through the development of the provides a brief overview of the site context and its proposed layout that will provide much needed residential DE S I G N surroundings. Section 3 provides a summary of the site’s development and affordable housing in Pembrokeshire. planning context whilst Section 4 discusses the opportunities and constraints of the site. Section 5 1.8 The provision of good quality housing will provide summarises how the design has developed from the initial occupants with a desirable and sustainable place to live stages. Section 6 summarises the supporting documents whilst improving their health and wellbeing which are that accompany the application whilst Section 7 provides the fundamental milestones in achieving the goals of the Well- relevant national and local planning policy context. Section 8 being of Future Generations (Wales) Act adopted by the sets out the proposal and explores the relevant design and Welsh Government in 2015. This is dealt with in more detail access facets associated with the application followed by in Section 5 of this DAS. Section 9 appraises the development against relevant policies. The document then concludes under Section 10 1.9 As such the design and vision for the site has been at the which summarises the key themes running through the centre of the design proposals and has informed the report, justifying that the proposed development should be evolution of the site layout. granted planning permission. N O VE M BE R 2 0 2 0 4 PENCNWC EAST, LLANDISSILIO
SITE IN LOCAL CONTEXT
STATEMENT SITE LOCATION
PLAN
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SITE DESCRIPTION
Site Location busines which operates from a single storey red brick linier 2.9 The nearby town of Narberth provides all amenities as well 2.1 Pencnwc East is located adjacent to the A478, within the building under a pitched roof with black plastic guttering, as a Primary School. Crymych (14Km to the North) also village of Llandissilio and approximately 7km north of the benefitting from a modern Upvc glass fronted street scene. provides a primary and secondary school and a leisure centre. small town of Narberth. The site is centred on grid co- The business is a local, family run business which was ordinates X: 212141, Y: 221650. Within 2km in all directions are established in 1976 and solely trades from the village of Residential Context small woodlands (including ancient woodland) and in relation Llandisilio. 2.10 Heol Y Llan properties are semi-detached or terraced two to watercourses, the Afon Rhydbennau is 630m to the east, the storey dwellings with slated pitched roofs, roughcast painted Afon Rhyd y Bil is 1.6km to the north and the Eastern Cleddau 2.6 Access into the site is achieved from the A487 with two external walls and white Upvc doors & windows. The road River is 1.1km to the west. agricultural gates providing vehicular access from the road, facing/front elevations all have either a canopy of enclosed one adjacent to the dwelling and the other, a more recent entrance porch.
Site Features access road, provided to the south of the agricultural 2.2 The application site is a rectangular parcel of land outbuildings. The access to the field paddock is currently 2.11 Maes Y Bryn offers a mixture of detached bungalows to comprising of disused farm buildings, fronting onto the A487 open to the pedestrian footpath along the A487. A further the rear and traditional two storey semi-detached properties as well as car parking areas and agricultural yards, a parcel of field gate is attained along the site’s southern boundary, to the front adjoining the A478. The finishes are similar neutral grassland with hedgerow, together with patches of tall providing access to the agricultural fields to the east of the finishing materials as Heol Y Llan and all properties are ruderals and non-native shrubs. site. The A478 is the principal route (north / south) through provided with private off-street parking with a 1.8m wide
mid-Pembrokeshire and ties up with the A487 coastal trunk footpath both sides of access road. STATEMENT 2.3 The site measures approximately 0.20ha and falls to south road in Cardigan. east with an approximate height difference of 5m between the 2.12 Adjacent is an example of a typical type of Llandissilio northern and southern boundary. The existing Pencnwc Surroundings dwelling with slated roof, smooth painted render and which farmstead comprises of the two-storey road frontage dwelling 2.7 The village has a mixture of lineal developed dwellings Upvc doors & windows. A C CE S S
as well as a combination of old single storey stone adjacent to the A478 public highway and two cul-de-sac & outbuildings and taller, more recent corrugated iron developments of Heol Y Llan to the north and Maes Y Bryn agricultural sheds to the south. A small square area of to the south. Immediately adjacent to the site to the south unmanaged, former garden is present directly behind the there is a row of residential properties individually accessed dwelling house with a narrow section of agriculturally off the main public highway with the Heol Y Llan improved grassland further east, running to the rear of the development to the north west. Also in this direction is the DE S I G N farmstead buildings. There is no clear eastern boundary to the Llandissilio War Memorial which is a Grade II listed structure, site as it comprises of the wider agricultural field parcel which noted for its well-detailed Celtic Revival cross and for extends to the east from the main road through Llandissilio. historical interest as a Great War memorial.
2.4 The southern site boundary comprises a paddock 2.8 A children’s play area and playing fields, two bus stops grassland bounded on two sides by mature hedgerow (east (route 430 - Cardigan-Narberth), two public houses, a village and south). The eastern hedgerow is principally a mature but post office and Brynconin Primary School are all located gappy native hedgerow containing Pedunculate Oak and Ash within a 5-minute walk from the proposed site. Clunderwen which has been interplanted with Leyland cypress. The train station is located 2.5km to the south and both villages southern hedge forms a field boundary and also acts as a are linked with a 1.8m wide public footpath along the A478. trackside boundary to the access track running from the road into the main field east of the site. The hedge is dominated by Blackthorn and Hawthorn together with Hazel and occasional Willow. To the north of the site is the Lamo’s motorcycles N O VE M BE R 2 0 2 0 6 PENCNWC EAST, LLANDISSILIO
PLANNING CONTEXT
Planning History • In terms of the scale and siting of the dwellings within 3.4 Accordingly, a Pre-Application Consultation is to be held 3.1 A review of Pembrokeshire County Council’s online search the site, it would appear that the site could between the 20th November and the 18th December where all register confirms that there is no recent planning history of accommodate the dwellings together with statutory, community and ‘other’ consultees are invited to view relevance to this site. appropriate amenity space. the submission package and provide their comments. Further details on the PAC process and comments is to be provided Pre-Application Discussions • It would be a requirement for windows serving within the accompanying PAC Report and any alterations to 3.2 A pre-application enquiry was submitted by Wales and habitable rooms to be positioned within the the scheme, as a result of this consultation, is to be included West Housing (ref no. PR/0398/18) in May 2019 and allocated dwellings to ensure there would be no overlooking or within the Design and Access Statement submitted to to Claire Jenkins as case officer. The scheme at this stage was loss of privacy to neighbouring properties accompany the planning submission. similar to the current layout in that it proposed the demolition • It may be more appropriate that the dwellings in the of the existing dwelling house and accompanying agricultural western part of the site address the main road with buildings to be replaced with 20no. 1, 2- and 3-bedroom parking to the rear. properties accessed from the east via the A478. No details of • In terms of the southern boundary, the submitted the design of the properties were submitted only the layout plan details that sections of the hedge bank would be plan which demonstrated the delivery of 20 dwellings could be removed. Hedge banks are a natural boundary accommodated on-site. feature which are important for biodiversity. • An ecological survey would be required to The pre-application response confirmed: accompany planning application.
• The council’s Historic Building Conservation Officer STATEMENT The proposal is supported in principle but there are • considered that the proposal may not have a detailed elements of the proposed block plan that detrimental impact on the setting of the Llandissilio would not be supported. War Memorial. However, a formal consultation with
• The council’s Landscape Officer and Historic Building Cadw would be required. A C CE S S Conservation Officer stated that the group of buildings • With regard to access and parking, visibility splays are comprises a traditional farmhouse which formed part of required to be shown on the layout plan. & the historic nucleus of Llandissilio village and that it would be a shame to see the character of these • In terms of drainage, surface water disposal from all buildings lost entirely. This is something we may wish to impermeable areas created by the development consider retaining within the scheme for re-use. should be to soakaways or some other form of
sustainable drainage system. DE S I G N An Affordable Housing Statement which must provide • the following information:
The proportion of affordable housing; Pre-Application Consultation The number, type and size of dwellings (including 3.3 In accordance with Part 1A of ‘The Town and Country bedroom numbers, market and affordable rent or Planning (Development Management Procedures) (Wales) intermediate rent number; terraced, flats, detached (Amended) Order 2016” (DMPO 2016), all major properties etc.) developments are required to be subject of pre-application A site plan showing how affordable homes will be consultation, prior to the Planning Application being integrated into the site; validated by the Local Planning Authority.
Intended management of affordable homes; Draft Section 106 agreement (not required if owned/ managed by RSL) Confirmation of transfer arrangements to an RSL management company etc.
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SWOT ANALYSIS PLAN
STATEMENT
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OPPORTUNITIES AND CONSTRAINTS
4.1 The concept for the development of the site has derived maintained throughout Llandissilio and links with Constraints from the following; Clynderwen to the south. • Existing Buildings – The existing dwelling house and • Sustainability - There are 2 bus stops within 5 agricultural buildings will be required to be demolished • Full site analysis including a full desktop study of the minutes' walk of the site entrance; one approx.140m in order to accommodate the residential development. site and its surroundings; to the north. The Narberth to Cardigan (via Cilgerran • Residential amenity - The site is located along the • A site visit and a general visual assessment of the and Crymych) bus route is active Monday- Friday and A478 which consists of primarily frontage properties. surrounding area including the built form and also how run twice a day. The local character and the residential amenity of residents interact with the area; and • Existing Site Boundaries - Existing planting to adjacent dwellings will need to be respected. • Discussions with the client and a full understanding of southern boundary with mature trees providing sound • Adjoining Business – The site’s northern boundary and visual separation from the adjoining housing.
the brief and vision of the project. comprises of the family owned Lamo’s motorcycle • Aspect – The site’s surroundings will result in no business, therefore, consideration will be required to 4.2 The above steps have presented the key opportunities and overshadowing. The proposed units will benefit from ensure the impact of development on this land use is constraints for the site, which are outlined below; solar gain and eastern views. respected • Density - The density will comply with current • Ecology – The accompanying ecological reports Opportunities Pembrokeshire County Council LDP guidelines confirms that due to the presence of bats and birds
• Settlement Boundary - The site sits within the • Overlooking - The layout accords with the required within the existing buildings, a loft space for Brown STATEMENT settlement boundary for the semi-rural service village separation distances set out by the local planning long-eared bats is to be created in a dedicated of Llandissilio, as identified in the adopted Local authority to ensure that the resident’s amenity is structure to be constructed on site. Furthermore, 1 Development Plan protected Swallow nest cup, x 1 House martin nest cup and x 1
• Design - Opportunity to provide high quality Sparrow terrace to be affixed to the replacement roost A C CE S S • Parking and Amenity - All dwellings will have structure residential development which will enhance the compliant number of off-street parking and private & character of the local area. rear gardens • Existing boundaries - A section of the southern hedgerow will need to be removed and translocated in • Affordable Housing - Opportunity to provide high • DQR Compliance - We are proposing that all order to achieve the residential development quality affordable housing properties as part of this submission comply with all
• Market Analysis - Wales and West Housing aspects of DQR and most of the Lifetime Homes. The • Listed Building - Consideration needs to be given to DE S I G N Association has identified the size and percentage of Association has also consulted with the local the Grade II listed structure to the south of the site – the properties required for the development. The Designing Out Crime Officer and no initial issues have the Llandissilio War Memorial percentage of mix has been derived from the local been identified from an SBD Gold Compliance • Frontage Development – The pre-application advice housing requirement along with the internal experience perspective. requested that properties front onto the road, in order of their Housing Officers. • Drainage Infrastructure – Adequate space is to tie into the existing character. Consideration is • Topography – The site is relatively flat with a gradual available for SuDS features to be incorporated. required in the layout to ensure this can be achieved fall down from its highest point in the north-west to the Existing foul connections are available along the south-east A478. • Access – The site is easily accessed from the A478 with the potential for the residential access to be delivered to the south eastern portion of the site to allow better visibility splays. The access road will be directly linked to the public highway and footpath, which is
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DESIGN EVOLUTION
Design Team Meetings 5.5 The site is mainly level in its topography, with a minor 5.1 The design team meetings have allowed Wales and West incline from the main highway which is adjacent to plot 1 Housing Association to confirm the requirements for the and 20. Due to the level change between the highway and project. These include: the finished floor levels from plots 13 to 20 these will have a stepped access from the exisiting footpath. • A housing mix comprising; walk up flats and two and three bedroom houses. • A combination of affordable housing products will be used on site and will comply with the Welsh
Government definition of ‘affordable’
• To provide quality areas of landscaping, SuDS features and open space • To provide bat mitigation in the form of a bat roost given the presence of brown long eared bats on site
5.2 Following a review of the design brief, the Architect has STATEMENT provided a scheme that follows the brief and ethos of placemaking. The 3D images below are indicative with the proposed fences under review. The association and Architect
are now looking at open and un enclosed frontages with A C CE S S feedback considered from Housing and residents on completed schemes. Other design aspects which have been & considered include, type and size of porches, roof pitch and type along with the colour and wall finishes (cladding/render or mixture of both as indicated in the 3D images). DE S I G N 5.3 A pre-application was made to Pembrokeshire County Council in 2019 with the points below raised, these points have been considered which has allowed Wales and West Housing along with the Architects to Design a housing estate that will sit sympathetically into the landscape and surrounding properties;
5.4 In response to the comment regarding the layout and orientation of the dwellings along the access road, each property now faces the main highway through Llandissillio, pedestrian access will be provided onto the footpath, replicating the linier development look of the village, parking is within the cul de-sac at the proposed front of the homes). N O VE M BE R 2 0 2 0 10 PENCNWC EAST, LLANDISSILIO
SUPPORTING DOCUMENTS
6.1 The following section intends to provide a brief overview have some value for birds, reptiles, small mammals Brown long-eared bats. The interior is brightly lit during the of the supporting documents and reports which have been (including bats) and invertebrates. The site was assessed as day from 2 windows. No bats or their signs were found at any prepared to accompany the planning application for the being suitable for low numbers of Slow Worm and Common of the other buildings at the property. Collectively, they are proposed development. Lizard, therefore it is recommended that a suitable Reptile & considered to have moderate potential to support roosting Amphibian Working Methodology be agreed with the Local bats, and a moderate risk of bats using the features present. Drainage Strategy Authority Planning Ecologist prior to site clearance. A short 6.2 A Drainage Strategy has been prepared by CB3 to section of native hedgerow forming the southern site 6.9 During the activity survey, three species of bat –Common accompany the planning application. The Drainage Strategy boundary was also suitable for Dormouse. It is pipistrelle, Soprano pipistrelle, and Myotis species – were using plan demonstrates that that surface water will be attenuated recommended that a Dormouse Method Statement is the surrounding environment, but no bats were seen to leave within permeable paving in the internal carriageway as well as agreed with the Local Authority Planning Ecologist prior to or enter any of the other buildings. There are therefore within a SAB detention basin. Thereafter, a hydro brake site clearance, if the hedgerow is to be adversely affected by currently no bats using the other buildings at the property, chamber will discharge surface water into the existing sites the development. A separate bat survey was carried out to they receive no ecological protection under wildlife legislation surface water receiver at an attenuated rate of 10l/second. The assess the building’s potential for bats. and there are no ecological constraints to the proposed works. receiver is a carrier pipe and we are currently in negotiation with Pembrokeshire Council’s SAB department with regards to Bat Survey Report 6.10 Mitigation measures will need to be implemented and the the full extent of line. In terms of foul water strategy, it is 6.6 On the 21st June 2019, I&G Ecological Consulting Ltd following recommendations have been made (and will be proposed to connect into the existing Dwr Cymru Welsh Water undertook a daytime bat scoping survey of the property. As included in the final plans). STATEMENT foul sewer which runs along the A478. a result of the findings a dusk emergence survey was undertaken on the 21st June 2019 and a dawn re-entry Recommendation 1: A loft space for Brown long-eared bats is Ecological Survey survey was undertaken on the 5th July 2019. The weather to be created in a dedicated structure to be constructed on site. The new dedicated roost will measure 3m x 3m x 3m tall
6.3 I&G Ecological Consulting have been commissioned to conditions present at the site were conducive to bat activity A C CE S S
undertake an ecological appraisal of the site to establish the and access was available to all parts of the sit (with the loft-roost area being at least 1m high). This will be & ecological conditions on site. The site survey was undertaken accessed via x 2 raised ridge tiles and x 1 raised roof tile with corresponding gaps in any lining. It will include an access on 22nd October 2019 by a suitably qualified ecologist. Where 6.7 During the scoping survey, no bats were found in any of possible, the habitats were cross referenced to any important the buildings but 30-40 droppings were found near the hatch for inspection and cleaning by suitably qualified UK priority habitats or local habitats adopted by the Local northern gable end wall of the upper floor of the older part personnel. In addition, x 4 gaps in the soffits (with access to Biodiversity Action Plan. of the farmhouse (the adjoining building to the right as you the loft space) will be created. There will also be a locked front DE S I G N look at the front of the more modern farmhouse). DNA door. 6.4 The largest area of natural habitat on site is a rectangular analysis confirmed that these were from Brown long-eared 6.11 Evidence of nesting birds was found and mitigation paddock of unmanaged grassland at the southern end of the bats. During both surveys no bats were seen to either leave measures will need to be implemented. No signs of owl site. Despite being outside of the optimum survey period, the or enter the older part of the farmhouse but, using night activity were discovered. grassland supported a good number of flowering species vision equipment, two quiet bats (probably Brown long- eared bats) were seen to fly to the ridge towards the end of including Common Knapweed (Centauria nigra), Yarrow Recommendation 2: x 1 Swallow nest cup, x 1 House martin (Achillea millefolium), Red Clover (Trifolium pratense) and the dusk survey. In addition, another three species of bat nest cup and x 1 Sparrow terrace to be affixed to the (Common pipistrelle, Soprano pipistrelle and Myotis species) Vetch species (Vicia spp.) the site survey also included the replacement roost structure. To be affixed in an elevated, were seen/detected utilising the immediate surroundings for buildings associated with the disused farmstead. sheltered position away from potential disturbance and foraging, commuting, and socialising predation. 6.5 The combination of desk and field surveys undertaken at the proposed development site identified that the area within 6.8 In relation to Roost Characterisation Assessment, the planning site boundary has negligible ecological value, Internally, the older part of the farmhouse is being utilised, although buildings, hedgerows and semi-improved grassland probably as a night-time feeding perch by two individual N O VE M BE R 2 0 2 0 11 PENCNWC EAST, LLANDISSILIO
PLANNING POLICY REVIEW
7.1 The planning policy framework for the determination of applications must be determined in accordance with the 7.8 Paragraph 3.3 emphasises that good design is this application is provided by the content and scope of adopted plan, unless material considerations indicate fundamental to creating sustainable places where people want national planning guidance, together with the adopted otherwise. to live, work and socialise. Design is not just about the Pembrokeshire County Council Local Development Plan (LDP). architecture of a building but the relationship between all National Planning Policy is largely contained within Planning 7.5 Under Section 2 - People and Places (Achieving Well elements of the natural and built environment and between Policy Wales (PPW) – 9th Edition, published by the Welsh Being Through Placemaking), 5 Key Planning Principles are people and places. Assembly Government on November 2016. PPW is highlighted, under the general heading of Achieving the supplemented by 21 Technical Advice Notes (TANs), the Right Development in the Right Place which are: 7.9 Paragraph 3.47 encourages higher densities in urban relevant TANs will also be discussed within this chapter. centres and near major public transport nodes or •Growing our economy in a sustainable manner interchanges, to generate a critical mass of people to support
services such as public transport, local shops and schools. Planning Policy Wales •Making best use of resources 7.2 PPW (10th Edition – December 2018) is the principal •Facilitating Accessible and Healthy Environments planning policy document of Welsh Government that should 7.10 In regards to the search sequence for residential be taken into account in the preparation of development plans •Creating and Sustaining Communities development, PPW advises under paragraphs 3.37-3.38 that and in the determination of planning applications and appeals. •Maximising environmental protection and limiting planning authorities must “start with the re-use of The main thrust of PPW is to promote sustainable environmental impact. previously developed and/or underutilised land within development by ensuring that the planning system provides settlements, then land on the edge of settlements and then STATEMENT for an adequate and continuous supply of land available and 7.6 Paragraph 2.21 states that planning authorities should greenfield land within or on the edge of settlements.” suitable for development. It dictates that available land must ensure that economic, social, cultural and environmental meet society’s needs in a way that is consistent with overall benefits are given equal consideration in the decision- 7.11 Section 4 – Active and Social Places defines those places sustainability principles. making process, by following the 5 ways of working, to which promote our social, economic, environmental and A C CE S S cultural well-being by providing well‑connected cohesive
ensure that a balanced assessment is carried out and to & 7.3 Sustainable development is defined as: implement the Well Being of Future Generations Act and the communities. Places which are active and social contribute to Sustainable Development Principle. There may be occasions the seven goals of the Well-being of Future Generations Act “Sustainable development” means the process of where one type of benefit outweighs others, and in such
improving the economic, social, environmental and cases robust evidence should be presented to support these 7.12 The key issues in this theme include: DE S I G N cultural well-being of Wales by taking action, in decisions. accordance with the sustainable development principle, •ensuring there is sufficient housing land available to aimed at achieving the well-being goals. Acting in 7.7 Section 3 – Strategic and Spatial Choices, states that meet the need for new private market and affordable accordance with the sustainable development principle effective strategic placemaking requires early collective housing; means that a body must act in a manner which seeks to consideration of placemaking issues at the outset, in the •facilitating a range and choice of housing to respond to ensure that the needs of the present are met without formulation of a development plan, or when developing the change in household need, such as the predicted compromising the ability of future generations to meet specific proposals. The policy issues should not be increase in single person households over the next 20 their own needs. “ considered in isolation from one another. This includes years; considering the design of a development and its impacts •assisting in the delivery of cohesive communities which 7.4 PPW Edition 10 states that up-to-date development plans upon everyday lives as well as thinking holistically about will meet the needs and are accessible to all members of are the basis of the planning system and set the context for where people might live and work and which areas should society, including older people; rational and consistent decision making. Plans at all levels of be protected. the development plan hierarchy must be prepared in •tackling inequalities between communities, delivering accordance with national planning policies. Planning services and jobs closer to where people live and
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PLANNING POLICY REVIEW acknowledging the importance of inclusive communities ‘have a good understanding of, and different 7.20 As aforementioned, the site sits within the settlement and the wider environment for good health and well‑being; perspectives on, local housing markets and therefore boundary for Llandissilio, as identified in the adopted Local •improve sustainable access to services, cultural have an important role in contributing to the assessment Development Plan. Llandissilio is identified as a semi-rural opportunities and recreation facilities to support people to of housing requirements and generating the additional service village in the adopted LDP and although not currently adopt healthy, culturally fulfilled lifestyles which will resources necessary to provide affordable housing. They allocated for any development it is expected to be considered assist in improving health and wellbeing; are also important for the construction and management as a windfall site as it replaces an existing agricultural of affordable housing’. farmstead with general housing. •reducing reliance on travel by private car, and the adverse impacts of motorised transport on the TAN 12: Design 7.21 As such, the following Pembrokeshire County Council environment and people’s health, by prioritising and 7.17 TAN 12 provides advice on design considerations and, Local Development Plan policies are considered relevant in the increasing active travel and public transport;
in relation to the design of new housing development, context of the proposed development: •ensure our transportation infrastructure is adaptable to paragraph 5.11.2 states that local planning policies and future advances in innovation such as the mainstreaming guidance should aim to: 7.22 Affordable housing provision is discussed under Strategic of electric vehicles or possible advent of autonomous or Policy 8 which states that, ‘at least 980 new affordable driverless vehicles in the next ten to 15 years; and •create places with the needs of people in mind, which dwellings will be provided’ over the Plan period. •diversifying retail and commercial centres so they can are distinctive and respect local character; adapt to future retail trends, such as the continued rise in Policy reference Relating to STATEMENT •promote layouts and design features which encourage internet shopping, so that they can continue to meet the community safety and accessibility; Plan Strategy needs of their local communities. •focus on the quality of places and living environments SP 1 Sustainable Development 7.13 This theme supports and enables the provision of a range for pedestrians rather than the movement and parking of Housing Requirement SP 7 A C CE S S of well-designed and located homes which are well connected vehicles;
SP 8 Affordable Housing Target & to existing retail and commercial centres situated at the heart of our communities and job opportunities. It emphasises that TAN 18: Transport SP 12 The Settlement Hierarchy when planning and managing future development planning 7.18 Published in March 2007, TAN 18 encourages the SP 13 Settlement Boundaries authorities need to ensure that residents of existing and new integration of land use planning and the development of SP 15 Rural Settlements communities have access to jobs and an appropriate range of transport infrastructure. This can be achieved by locating DE S I G N General Policies community facilities. development where there is good access by public transport, walking and cycling. GN.1 General Development Policy Technical Advice Notes GN.2 Sustainable Design 7.14 Planning Policy Wales is supplemented by 21 topic-based Pembrokeshire County Council Local Development Infrastructure and New Development Technical Advice Notes (TANs). The most relevant are Plan GN.3 discussed below. 7.19 Section 38(6) of the Planning and Compulsory Purchase GN.26 Residential Development Act 2004 requires that planning application decisions should TAN 2: Planning and Affordable Housing be made in accordance with the authority’s adopted GN.27 Residential Allocations 7.15 Technical Advice Note 2 provides guidance on the development plan, unless material considerations indicate Local Needs Affordable Housing planning system’s role within the delivery of affordable otherwise. In this instance, the statutory development plan GN.28 housing. for this application site is provided in the Pembrokeshire Protection and Enhancement of GN.37 County Council Local Development Plan (up to 2021) which Biodiversity 7.16 Of particular relevance to this application, paragraph 6.3 was adopted in February 2013. states that Registered Social Landlords should: N O VE M BE R 2 0 2 0 13 PENCNWC EAST, LLANDISSILIO
PLANNING POLICY REVIEW
7.23 The settlement of Llandissillio is identified under policy 5. It would take place in an accessible location, 7.27 Also of particular relevance to this application is Policy SP12 as both a Rural Settlement (2) and a Service Village (2C). would incorporate sustainable transport and GN.26 (Residential Development). The policy states that accessibility principles and would not result in a residential development will be permitted when it is for one or 7.24 In this respect, Strategic Policy 15 states the following: detrimental impact on highway safety or in traffic more of the following: exceeding the capacity of the highway network; ‘Within Rural Settlements development will encourage 6. Necessary and appropriate service infrastructure, 1. Open market housing or affordable housing to meet sustainable communities and a thriving rural economy by access and parking can be provided; local needs, located within the Settlement Boundary promoting: 7. It would not cause or result in unacceptable harm of a Town, Service Centre, Service Village or Large to health and safety; Local Village as defined in the settlement hierarchy; 1. Development of a scale and nature identified as 8. It would not have a significant adverse impact on
being appropriate for the settlement. water quality; and New homes on sites of 0.10 hectares and above will be 2. High quality accommodation of tenure(s) 9. It would neither contribute to the coalescence of built at a density of at least 25 dwellings per hectare, appropriate for the settlement. distinct settlements nor create or consolidate rising to at least 30 dwellings per hectare on sites in 3. Opportunities for new commercial, retail, tourism, ribbon development’ Towns. In exceptional circumstances evidence of leisure and community facilities. infrastructure or physical constraints may justify a lower 4. Appropriate land uses which are well-related to a 7.26 With regards to sustainable development, GN. 2 sets density
Settlement Boundary. out the criteria which must be met in order for development STATEMENT 5. Greater accessibility to existing and new services’ to be permitted: Supplementary Planning Guidance 7.28 The following Supplementary Planning Guidance are 7.25 In terms of development management policies, Policy 1. It is of a good design which pays due regard to considered to be of relevance to the proposal:
GN.1 sets out the criteria which must be met in order for local distinctiveness and contributes positively to A C CE S S development to be permitted. The relevant criteria for this the local context;
• Parking Standards (adopted June 2013) & development are set out below: 2. It is appropriate to the local character and • Planning Obligations (September 2016) landscape/townscape context in terms of layout, 1. The nature, location, siting and scale of the scale, form, siting, massing, height, density, mix, • Affordable Housing (September 2015) proposed development is compatible with the detailing, use of materials, landscaping and capacity and character of the site and the area access arrangements / layout; 7.29 The Parking Standards SPG highlights that 2 parking DE S I G N within which it is located; 3. It incorporates a resource efficient and climate spaces per house are required for dwellings in Parking Zone 4. 2. It would not result in a significant detrimental responsive design through location, orientation, impact on local amenity in terms of visual impact, density, layout, land use, materials, water 7.30 The SPG on Affordable Housing highlights that the loss of light or privacy, odours, smoke, fumes, dust, conservation and the use of sustainable drainage Pembrokeshire 2014 Local Housing Market Assessment air quality or an increase in noise or vibration systems and waste management solutions; indicated that the predominant need for affordable housing in levels; 4. It achieves a flexible and adaptable design; all parts of Pembrokeshire is for social rented properties (83%). 3. It would not adversely affect landscape character, 5. It creates an inclusive and accessible environment quality or diversity, including the special qualities for users that addresses community safety; 7.31 This SPG states that Planning Obligations will be secured: of the Pembrokeshire Coast National Park63 and 6. It provides a good quality public realm that neighbouring authorities; integrates well with adjoining streets and spaces ‘in order to ensure that local services and infrastructure 4. It respects and protects the natural environment and; have adequate capacity to meet the additional demands including protected habitats and species; 7. It contributes to delivering well-designed outdoor arising from the new development.’ space with good linkages to adjoining streets, spaces and other green infrastructure.
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PROPOSED SITE LAYOUT
STATEMENT
A C CE S S
& DE S I G N
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THE PROPOSAL
Overview detached. In addition, the apartment blocks will have two 8.1 To ensure that the development effectively responds to apartments at ground level and first floor level with access the local context, the principle considerations that will attained via the front elevation. As such, will provide the form the chapter, and to which the application will be appearance of a pair of semi-detached dwellings. assessed on, will be the five objectives of good design which are a set of principle considerations, as outlined in Technical 8.7 From the above, it is clear that a positive residential Advice Note 12. These include an assessment of the development can be delivered which complies with relevant proposed access, the overall character of the site including planning policy and is compatible with the overall character the amount, scale and layout, the appearance and landscape and density of the area. as well as the community safety of the site.
Access Amount, Scale and Layout Vehicular access and parking 8.2 The proposed layout plan, left, illustrates that the site is 8.8 Vehicular access to the site will be achieved via a new capable of accommodating 20no. residential units along access point off the A478 in the south of the site. Dwellings with sustainable drainage features, landscaping, car parking in the west of the site will not be provided with direct and access. The proposed mix of dwellings is as follows: vehicular access onto the A road. Parking for these units will
be achieved to the rear of the property. STATEMENT • 6no. one bedroom flat 8.9 The proposed parking provision is in accordance with • 10no. two bedroom house adopted standards contained in the Parking Standards • 4no. three bedroom house
Supplementary Planning Guidance which identify a A C CE S S
maximum requirement of two spaces per house and one & 8.3 It is considered that the scheme represents an efficient space per apartments for sites in Zones 2 – 4. use of land within Llandissilio and the proposed development of the site will reflect and enhance the Pedestrian accessibility residential character of the surrounding area. 8.10 As shown on the proposed site layout, footpaths will be positioned either side of the central carriageway. Properties DE S I G N 8.4 The form of development, being a 100% affordable in the west of the site are also provided with footpaths onto scheme necessitates the above to be provided through the the A748 which enhances the pedestrian permeability of the combined use of walk up flats and houses. development.
8.5 As shown on the proposed layout plan, the dwellings are Movement to be concentrated along a central carriageway with the Bus services majority of dwellings fronting on onto it. Notwithstanding, 8.11 It is now a fundamental part of design standards to the dwellings in the west of the scheme are accompanied by ensure that new developments are as accessible as possible pedestrian footpaths onto the A478 to reflect the linier by several modes of transport. nature of the village. 8.12 With this in mind, two bus stops (route 430 - Cardigan- 8.6 In order to ensure that the development responds Narberth) are situated within a five minute walking distance effectively to the surrounding context, it is proposed that of the site. the dwellings will be built to two storeys and be semi
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3D VIEW
STATEMENT
A C CE S S
& DE S I G N
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THE PROPOSAL
Appearance and Materials Community Safety 8.13 The proposed dwellings have been designed with a 8.19 TAN 12 suggests community safety can be achieved via materials palette which is sympathetic to that of the existing design solutions that can aid crime prevention. These include surrounding vernacular. As the accompanying elevation providing natural surveillance, improving safety by reducing plans illustrate, the development will consist of semi- conflicts in uses, and promoting a sense of ownership and detached dwellings. The facades of which will comprise responsibility. smooth render and grey Upvc cladding with roofs of artificial slate. 8.20 The provision of the buildings in their current location and orientation enables enhanced natural surveillance of the 8.14 The proposed development will therefore be wider surroundings which will be beneficial for the safety and
contemporary in design yet sympathetic to the existing and welfare of the prospective residents as well as the neighbours. established context in the area. It is considered that this has been achieved through the use of a semi-detached 8.21 Taking into account all of the above, it is in no doubt that arrangement and render and cladding on the facades. the future development of the site can be designed to ensure a high level of personal and community safety. 8.15 The proposed development will create an active space
of an otherwise redundant plot at Pencnwc East. It will Environmental Sustainability STATEMENT therefore increase the visual amenity of the site, which, if left 8.22 As identified within Technical Advice Note 12, the undeveloped would likely fall into a dilapidated state. objectives that developers need to respond to in respect of Environmental Sustainability include that of achieving efficient
Landscape and Biodiversity use and protection of natural resources, enhancing A C CE S S
8.16 The proposed development will require the demolition biodiversity and designing for change. & of existing buildings on site. The accompanying Bat Survey Report prepared by I and G Ecological Consulting identifies 8.23 The development of the site will enhance the that the farmhouse is probably being utilised as a night time environmental and biodiversity capacity of the site through feeding perch by two individual Brown long-eared bats. No the implementation of a dedicated bat roost and increased bats or their signs were found at any of the other buildings landscaping throughout. Moreover, the site is in a sustainable DE S I G N at the property. Mitigation measures will therefore be location by virtue of its position within the settlement implemented in accordance with the report’s boundary of Llandissilio and within close proximity to public recommendations which include a dedicated bat roost which transport routes and local facilities (as described in the is to be sited along the site’s southern boundary and a Movement section), thus minimising the use of the personal number of nest cups to mitigate the potential impact on car. birds. 8.24 The site will be developed to accord with the latest 8.17 In regard to landscaping, the site layout illustrates that Building Regulations standards, therefore, the overall there are opportunities for landscape planting throughout sustainability principles of the development are considered to the site particularly in the SuDS area. The development will be high. also incorporate existing features by translocating the hedgerow to the southern boundary.
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FINISHES DRAWING
STATEMENT
A C CE S S
& DE S I G N
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APPRAISAL
9.1 This section aims to identify the main issues relevant to 2019 confirmed that the proposals would be supported in the determination of the application and assess the scheme principle. against the relevant planning policy framework. These matters are considered to be as follows: 9.6 It can therefore be concluded that the proposals comply with the provisions of PPW and the development plan in that • The principle of development in terms of land use is located in a sustainable location. In light of the above, it is planning policy and sustainable development; considered that the principle of developing the site to • The impact of the development on character and accommodate residential development and associated works appearance of the surrounding area; is firmly established.
• The impact of the development on the historic Character and Appearance environment; and 9.7 Design considerations are comprehensively assessed in • The impact of the development in terms of access the preceding chapter. The key policy consideration whilst and traffic generation. considering the impact of the proposed development on the character and appearance of the surrounding area is 9.2 The redevelopment of brownfield sites within sustainable identified in the context of Policy GN.2 (Sustainable Design).
locations is supported by both national and local policies The Policy establishes a number of principles that proposals STATEMENT with Paragraph 9.2.8 of PPW in particular advocating a should adopt in order to contribute to sustainable places search sequence which starts with the re -use of previously which are discussed in further detail below. developed land and buildings within defined settlements. Similarly, paragraph 3.34 of the adopted Local Development
9.8 As aforementioned the proposed development has been A C CE S S
Plan states that brownfield land within or adjoining designed to be sympathetic to the surrounding residential & settlements and suitable for development should be context and will make use of an otherwise redundant site. It prioritised for development over greenfield land in therefore pays due regard to local distinctiveness and accordance with national planning policy. contributes positively to the local context in accordance with criterion 1 of Policy GN.2. 9.3 The proposed development comprises 20no. affordable DE S I G N dwellings, therefore will contribute to the affordable housing 9.9 As detailed in Chapter 8, the proposed development is target contained in Strategic Policy 8 which states that, ‘at responsive of the surrounding context in respect of its scale, least 980 new affordable dwellings will be provided’ over form, siting, massing, height, density, mix, detailing, use of the Plan period. materials, landscaping and access arrangements in accordance with criterion 2 of Policy GN.2. 9.4 It has been established within the preceding chapter that the site is located within the defined settlement boundary 9.10 The properties will be built to the latest building for Llandissilio. As such, is located in an area where regulations and will therefore be extremely energy efficient. development is normally permitted on whiteland. Therefore, Therefore reducing the requirement to produce more energy. is not subject to any specific allocations or constraints. In addition, the layout incorporates an area of Sustainable Urban Drainage. The proposed development will therefore be 9.5 In addition, pre-application discussions held with resource efficient and is compliant with criterion 3 of Policy Pembrokeshire County Council (ref no. PR/0398/18) in May GN.2.
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PLOTS 1 AND 2 FLOOR PLANS AND ELEVATIONS
STATEMENT
A C CE S S
& DE S I G N
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APPRAISAL
9.11 As shown on the accompanying floor plans, the ground 9.17 It is therefore considered that the proposed development floor flats will be accompanied by wet rooms which will will result not result in an adverse impact on the setting of ensure that the scheme is accessible to those with mobility Llandissilio War Memorial. concerns. The scheme is therefore flexible and adaptable in its design in accordance with criterion of 4 Policy GN.2. Access and Traffic Generation 9.18 The development relates to 20no. affordable dwellings, 9.12 As noted in Chapter 8, the provision of the buildings in consequently, it is considered that the potential impact of the their current location and orientation enables enhanced development on traffic generation will be minimal. The access natural surveillance of the wider surroundings which will be point possesses sufficient visibility along the A478. As such, beneficial for the safety and welfare of the prospective there are no highway safety concerns in respect of visibility
residents as well as the neighbours. The development is splays. there compliant with criterion 5 of Policy GN.2. 9.19 As detailed in Chapter 8, the development includes 9.13 The site integrates well with the surrounding provision for sufficient parking in accordance with the streetscape through vehicular access provision off the A478 Council’s adopted parking standards. In addition, the site lies and pedestrian permeability from the dwellings in the west in a sustainable location with immediate access to an array of
in accordance with criterion 6 of Policy GN.2. services and public transport facilities. STATEMENT
9.14 The proposed site layout incorporates a SuDS area and element of open space. As such, will deliver well-designed
outdoor space in accordance with the seventh and final A C CE S S
criterion of Policy GN.2 (Sustainable Design). &
Historic Environment 9.15 It is acknowledged that the site lies immediately north of a Grade II Listed Building at Llandissilio War Memorial (CADW Ref: 82947). It is therefore important that the setting DE S I G N of the historic asset is maintained. It should be emphasised that the site currently possesses existing buildings. Furthermore, the scheme proposes to translocate the hedgerow along the southern boundary to ensure that the existing boundary relationship between the listed monument and the site is maintained.
9.16 The council’s Historic Building Conservation Officer considered that the proposal may not have a detrimental impact on the setting of the Llandissilio War Memorial.
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CONCLUSION
10.1 This Planning, Design and Access Statement (PDAS) has been prepared on behalf of Wales and West Housing Association to accompany a planning application for the proposed demolition of existing buildings and residential redevelopment and associated works at Pencnwc East, Llandissilio, Clynderwen.
10.2 The site relates to previously developed land within an established settlement boundary, as defined by Pembrokeshire County Council’s adopted Local
Development Plan. The development will contribute to the overarching housing targets of the Authority and provide much needed affordable within Llandissilio.
10.3 As such, based on the material considerations outlined within this statement and the accompanying drawings and
documents, it is concluded that the proposal represents an STATEMENT acceptable and sustainable form of development which is appropriate for the location.
10.4 The proposals therefore comply with the relevant A C CE S S
national and development plan planning policies and & supplementary planning guidance. It is for these reasons that it is respectfully requested that Pembrokeshire County Council grant planning permission for the proposed demolition of existing buildings and residential redevelopment and associated works at Pencnwc East, DE S I G N Llandissilio, Clynderwen.
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